Real Estate Information Archive

Across the country right now, the number of buyers seeking homes far outnumbers the number of homes available.  Because of this, the housing market is super competitive and buyers often need to do something to stand out.  One way to show that you are serious about buying your dream home is to get pre-qualified or pre-approved for a mortgage before starting your search.

Even in a less competitive market, knowing your budget will give you security of knowing if a home is within your reach.

One of the many advantages of working with a local Realtor is that many have relationships with lenders who will be able to help you with this process.  Once you have chosen a lender, you will need to fill out their loan application and provide them with vital information regarding your credit, debt, work history, down payment and residential history.

There are 5 Cs that aid in determining the amount you will be qualified to borrow:

• Capacity: Your current and future ability to make payments.
• Capital or cash reserves: The money, savings, and investments you have that can be sold quickly for cash.
• Collateral: The home or type of home that you want to purchase.
• Character: Your history of paying bills and other debts on time.
• Conditions: Current interest rates and amount of principal influence lender’s likelihood of financing the borrower.

Getting pre-approved not only shows sellers you are serious, but also speeds up the process of completing the purchase once your offer has been accepted.

Many people overestimate the down payment and Credit Score needed to qualify for a mortgage.  If you are ready to buy, you may find yourself pleasantly surprised at what you can afford!  Contact Sandra Nickel and her team of professionals at 334-834-1500 and let them help you achieve your dream of home ownership today!

Perhaps you have imagined your dream house.  You’ve pictured it in your mind and can only hope that you can find it in real life.  Some buyers have to look for a long time before finding the home of their dreams, but others know right away. When reality matches the vision you have for your home, you might fall in love at first sight. Here are some things that make buyers know they had found “the one” the moment they see it:

• A gorgeous front porch. Nothing says “welcome home” better than a beautifully appointed front porch.  A creative front door with porch railings painted a complementary color are a great way to draw a potential buyer into a home. That first look can make or break the interest of buyers.
• Standing out among the crowd.  That neighborhood full of “cookie cutter” houses may be the right area for you, but you don’t want your house to look like everyone else’s.  A home that stands out is the one for you.  For example, maybe that one white brick house in a sea of red brick houses is just different enough to make it the right one for you.
• Layout. Open concept has been popular for a long time, but maybe your dream house affords more privacy.  When you walk into a home that has defined rooms that serve specific purposes, you have found what you have envisioned as the perfect home for you.
• The great outdoors.  Perhaps the inside doesn’t matter quite as much as the outside to you.  Despite the imperfections in the house itself, that huge, beautiful yard is all you ever wanted.
• Good bones.  If your dream house is one that you design yourself, then you might just fall in love with a fixer upper that has good bones.  Just make sure to educate yourself about what it will take to make the vision you have for your home a reality.

There are many things that can make a buyer fall in love with a house at first sight. A professional Realtor like Sandra Nickel can help guide you through the process of finding and purchasing your dream home.  Give her a call at 334-834 1500 let The Hat Team of Realtors help you today!

YOUR HOME SEARCH STARTS HERE            FIND OUT WHAT YOUR HOME IS WORTH  

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Coming up with the money needed for a down payment on a house is not easy for many people.  Some are lucky enough to have someone (or several people) give them cash as a gift to go towards purchasing a home.  No doubt, that is a wonderful thing!  But there are guidelines that must be followed when using financial gifts for your down payment.

Using gifted funds to buy a home is not as simple as it sounds.  First, the money can’t come from just anyone.  Lenders want the money to come from a family member, such as a parent, grandparent or sibling.  You can also receive gifts from your spouse, domestic partner or significant other if you’re engaged to be married.

You may or may not be able to use gifted money for your entire down payment. It depends on the type of loan you are seeking.  If you are taking out a conventional loan, all your down payment can come from a gift, if you are putting down 20 percent or more.  If you are putting down less than 20 percent, you must include some money of your own.  With FHA and VA loans, the entire amount can be gifted unless your credit score is less than 620, in which case you will have to come up with 3.5 percent of the down payment yourself. No matter what type of loan you apply for, you can only use gifted funds to purchase a primary residence or a second home.

In addition to there being restrictions about who can give you money, you will also have to prove that the money is a gift.  You will need to provide a gift letter that includes the name of the donor, their relationship to you, the date and amount of the gift and a statement that says the money is given with no expectation of repayment.  Both you and the donor must sign the letter. 

While it’s not necessary, it is a good idea to have the gift in your bank account prior to applying for a loan. That way when your lender looks through your bank statements for the previous few months, they will already see documentation of the gift.

If someone has given you money to go toward a down payment, Sandra Nickel and her Hat Team of real estate professionals can help you find your dream house.  Give them a call today at 334-834-1500!

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Buying your first house is a monumental milestone in life.  It’s likely the largest financial commitment you will have made up to this point.  You want to get it right.  Here is a basic overview of five essential things you need to know when taking this step.

- Hire a Realtor.  Having an agent will save you time.  They can send you listings directly from the MLS that fit your wants/needs and you won’t waste time looking at properties that might already be under contract. Realtors are also often aware of new listings that are not yet on the market.  And while house hunting, there is no point in wasting your gas when an agent will pick you up and provide transportation.  The advice you will receive from a qualified Realtor will be invaluable in the buying process.

- Figure out what you’re looking for.  Searching for the right home can be overwhelming, especially if you’re not even sure what you want.  Come up with a list of must-haves and desires that you can present to your Realtor so that they can provide listings that fit those parameters.

- Get a loan.  It is smart to get loan preapproval prior to making an offer on a house…especially in a seller’s market where you may be competing with other buyers. Sellers want assurance that you will be able to complete the purchase of the home.

- Negotiate the offer. Don’t make the mistake of comparing the sale price to other homes you have seen because the truth is, sellers can ask any amount they want for a house.  Your agent can provide you with comparable sales of similar houses in the same condition and location over the past few months. Keep in mind that you may have to pay more than the list price in a seller's market.

- Do a home inspection. Some states will allow you to have a home inspection prior to making an offer on a home. In other states, the inspection becomes a contract contingency, meaning the buyer has the right to cancel the contract.  Either way, you don’t want to get locked into purchasing a home that has a faulty foundation, for example.

Remember, you don’t have to do this alone! Contact Sandra Nickel and her Hat Team of professionals at Homes for Sale in Montgomery Alabama to help you find your first home today!

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As a real estate agent, I love helping people purchase their first home.  However, there are two major challenges that I see time and time again with first time home buyers:

1. They often carry too much debt.
2. They don’t have enough cash for a down payment.

These two issues are strongly related in that people need to reduce debts that inhibit them from saving money.

We all know that we shouldn’t spend more than we earn, but falling into the debt trap is easy to do.  You see a pair of boots that you must have and you think, I will use my credit card now and pay for them with my next paycheck.  It sounds reasonable at the time, but next thing you know you’ve done something like that often enough that there is a beastly credit card balance hanging over your head.

So, now you’re in debt.  You have regrets, but no use doing the “should have, would have, could have” dance.  Now it’s time to move forward and take the steps needed to reduce your debt.  Here is a list of things to do to change the way you manage your money.  Follow these steps and before you know it you will be on your way to saving for a down payment on your first home!

1. Stop adding to your debt. The first step to getting out of debt is to stop adding to your outstanding balances. To remove temptation, carry only one credit card with you…and make sure it is the one with the lowest limit so that it is impossible to get into serious trouble with it.  Leave any other credit cards in a safe place at home to keep yourself from going on an impulsive shopping spree. 
2. Take an inventory of your spending habits. This may not be a fun activity, but it is helpful to see how you are spending.  Create a list of where your money goes each month including rent, utilities, car payments, food, credit cards etc. Once you have done this, split the list into two categories: bills you must pay every month and debts you need to pay off.  The second list then can be organized in order of urgency, either based on outstanding balance or highest interest rate.  Now you will have a clear picture of your debt situation. Financial Inventory
3. Eliminate the largest debts first. Make a minimum payment for each of your credit card bills, but then make an extra payment on the bill that is at the top of your list. Do this monthly until that bill is paid in full.  Now take the money you were using for that bill and start applying it to the second item on your list.  Continue this until all of them are paid off. 
4. Cutting expenses and making the payment.  If you are already in debt, how are you going to find money for an extra payment?  Well, some sacrifices will have to be made.  Cutting back on extras like trips to Starbucks, entertainment and eating out can free up cash that can go toward that extra payment each month.  Cutting Monthly Expenses
5. Prepare for the Unexpected. Sometimes life is a struggle and unexpected challenges such as car repairs or medical expenses will pop up from time to time.  As you cut expenses and start to save money, set up an emergency savings account just for these occasions.  That way you will be prepared and won’t have to use a credit card and add to your debt.
6. Lower your interest rates. Give your credit card company a call to see if they will lower your interest rate. If they say no, shop around for a card with a lower rate and transfer your debt (be careful of transfer fees to make sure the transfer benefits you). You can also seek out a consolidation loan from your bank. They will pay off your debt and you can pay them back at a lower interest rate. How to Lower Your Credit Card Interest Rate
7. Stick to it!  As you see your debt decrease and see your cash increase, don’t fall back into old spending habits. As you have more money available, put it right into your savings and soon you will have the money you need for a down payment on your first home!

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With interest rates still relatively low, now is the time to start your search for a new home. Here are some tips to help you find your dream home:

• Make a list of priorities.  Ideally, your dream home would have everything you want in it, but it’s still a good idea to make a list of what you want in order of importance to you. What are you most concerned about?  Location? Square footage?  Private backyard? You may have to give up one thing to get another, so you want to be prepared with your priorities so you will know what is non-negotiable for you.  Also, think about desires verses needs when making your list.  For example, a home might not have the vaulted ceilings that you love, but meets your needs and wants in every other way. Those vaulted ceilings are a “want” more than a “need”.
• Think ahead.  How long do you plan to live in the home?  If you are single or newly married you may want a starter home that you will only stay in for a few years while you save for a larger home.  But if you are expanding your family or planning to work from home, make sure you factor in the space that you will need.  Don’t buy a house that will only suit your needs for a year if you think you may live there for ten years.  There is always the chance that things will change, but plan for what you know for sure now.
• Decide on your “most lived in” spaces. Where do you spend the most time in your current home?  If you love to cook, chances are the kitchen is going to be the most important room for you.  If you are a homebody who likes to kick back and watch movies, your den or family room might be the room to focus on.  It might be challenging to find a home where you love every room, but you can give a little on the others if the one you use the most is perfect for you.
• Stick to your budget.  While searching for your dream home, it may be tempting to extend your budget a bit. Don’t do it. A standard goal is to keep your mortgage payment (with taxes and insurance included) at around 25% of your monthly household income.  Make sure that you have looked at your overall monthly budget to see what you can afford, and then limit your house hunting to properties in your price range.  Refrain from looking at houses 1-2 price ranges above yours. You don’t want to get excited about a property that you can’t afford. In addition, once you have seen them, the houses that you can afford won’t look as good in comparison.  The exception is that if it is a buyer’s market, you might be able to negotiate a lower price, so it is ok to look at homes just slightly above your budget.
• Decide if you want to do renovations or if you want a move-in ready home.  If you are handy, you might see a diamond in the rough that you want to fix up yourself.  Make sure if you do this that you are not shopping at the top of your price range because you will need extra funds for doing the renovation.
• Try to see through the “ugly”.  It’s easier said than done for some people, but try not to just pass on a home because of cosmetic reasons.  Look at the bones of the house and imagine its potential. Focus on layout and flow rather than paint and décor.  If it’s the right home for you, cosmetic changes are easy and will give you the opportunity to make the home your own.
• Don’t give up!  It might take a while to find exactly what you want.  Be patient and don’t settle for something just because you’re tired of looking.  You never know when just the right house will go on the market.  It will be worth the wait when you move into the home of your dreams!

http://www.homesforsaleinmontgomeryalabama.com/Blog/The-Top-Features-to-Look-for-When-Buying-a-House

http://www.homesforsaleinmontgomeryalabama.com/Blog/Dont-Be-Deceived-by-Real-Estate-Myths

http://www.homesforsaleinmontgomeryalabama.com/Blog/Mortgage-Tips-for-First-Time-Homebuyers

House hunting can be overwhelming sometimes, especially when beginning the search for your first home.  Chances are you might get caught up in the process and important details might slip by you. While the number of rooms, condition of the kitchen, and size of the yard are important, there are other things to consider before you make an offer.  This list of things to look for can help get your search off to the right start.

1.      Location

They say that the 3 most important things to look for when buying a home are location, location, location.  While a home might not be perfect, loving your neighborhood and neighbors can make all the difference in living with imperfection.  And face it…you can change almost anything about your house, but you can’t change its location or the people living nearby.  When you go house hunting, make sure to consider the home’s proximity to your work, the appeal of the neighborhood, where in the neighborhood the home is situated, ease of access, noise from neighbors, traffic, pets and access to parks, shopping, schools and public transportation.

2.      Home Placement

Beyond location, look at how the home is situated.  If the home is on a hill does it have a view, a walkout basement, or lots of stairs to climb? Do neighbors' windows look directly into the home? Is the yard suitable for kids, pets, gardening, or other uses? Is their safe access to the home? These are all important questions to ask yourself when determining if it is the right property for you.

3.      Check Out the Neighborhood

While it’s important for your house to meet your expectations, it’s equally important that the neighborhood meets them too. Take a drive around the development you are interested in on week days and weekends, during the day and in the evening.  Are the homes in good repair? Are yards kept clean and tidy?  Is the neighborhood safe enough for people to walk, run or bike?  Are there children playing outdoors?

4.       Consider a Home’s Curb Appeal

You want a home that is going to reflect your lifestyle. Do you live a    casual, laid-back life? Then you probably won’t want a formal Victorian or Tudor style home.  A simple, contemporary home might better suit you.  Pay close attention to exterior features.  Think about maintenance.  For example, a brick home is easier to maintain than one with siding.  Do you like working in the yard?  If not, you might not want a house with extensive landscaping.  Is the roof in good condition?  Attention to detail will help you choose the home with the best curb appeal for you.

5.       Size and Floor Plan

You may be thinking about buying your dream home. But is your dream home practical?  Do you need 4 bedrooms and 4 baths when you live alone? A spacious home may provide the extra room you've always wanted for a home office or a theater room, but you'll pay higher heating bills and have higher taxes. Additionally, it will take more furniture to furnish and money to decorate. Think about how the new home space will be used and whether it will fit your lifestyle now and in the future.

6.        Bedrooms and Bathrooms

Decide how many bedrooms and bathrooms you will need and only    look at homes that meet that criteria.  You don’t want to fall in love with what is otherwise a perfect house if it doesn’t provide the space needed for your family.  It’s smart to consider counting an extra bedroom in that number so that you have extra space for a home office or guest room. If you think you might add on to the home later, make sure you consult an architect who can advise you on space planning and regulations.

7.         The Kitchen

For many people, the kitchen is the heart of the home. Don’t settle for a home with a kitchen that doesn’t work for you.  Yes, you can remodel later, but at great expense.  If it’s an easy fix like replacing cabinets or countertops, get a price quote before committing to the house so that you will know if it is within your budget to take that on.

8.          Closets and Storage

Older homes often have small closets and lack storage space.  As you’re looking at a home ask yourself where you will store your belongings.  Tiny closets don’t have to be a deal breaker.  There are ways to maximize storage without renovations. Newer homes tend to have lots of storage and you may sacrifice living space while having more closet space than you need.

9.          Windows and Lighting

While looking at a home keep in mind your preferences regarding light and privacy.  Do you want a lot of windows to provider bright, sunny rooms?  Pay attention to the locations of electrical outlets and fixtures to make sure they will meet your lighting needs.

10.            Finishing Touches

Even a simple home can look spectacular with the right moldings, hardware, and a fireplace.  If elements like these are important to you, look for them while house hunting. 

You may not find everything you want in one house, but keep this list handy and you are more likely to find the home that best suits your needs and desires.  Happy House Hunting!

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Deciding to buy a home is exciting. But it can also be overwhelming, especially for first-time home-buyers.  There is so much to think about. Before you start your home search, you should find a mortgage lender who can help walk you through the home-buying process.  Follow these mortgage tips and you will be prepared to purchase the home of your dreams!

1. FIND THE BEST LENDER

With a little homework, you will be able to find the best lender to help walk you through the home-buying process.  Ask us, we know the good guys and gals. Interview lenders. Find out what their closing time averages are and look up customer satisfaction rates.  This is likely the largest financial investment you will ever make, so be sure that the lender you choose is right for you both personally and financially.

2. DETERMINE HOW MUCH YOU WANT TO SPEND ON A HOME

There is a difference between what you can afford and what you are willing to spend.  Many factors play into this decision.  Your lifestyle, the size of home you’re looking for, and other expenses should all be considered.  You might be shocked by what the numbers say. Chances are you won’t want to spend as much as you qualify for.  So, work out a budget first and don’t overestimate what you can afford.

3. GET PRE-APPROVED FOR A MORTGAGE LOAN

The last thing you want to happen is to find the perfect home and not be able to make an offer because you haven’t been pre-approved for a loan.  Taking the time to do this now will save you time and grief in the future.

4. STOP SPENDING

Now is not the time to make large purchases.  Avoid taking out new lines of credit.  Don’t purchase a new car or apply for a new credit card.  Make sure that you are not adding to your credit card balances.  Remember that your debt to income ratio is a vital piece of the mortgage puzzle and can be a deal breaker if you go over your limit.  Save large purchases for after closing day.

5. DON’T RUSH!

Now that you’ve got all your ducks in a row, the fun begins.  Take your time searching for the right home.  This is a financial investment that you will be living with for a long time, so don’t settle.  Sandra Nickel and The Hat Team Realtors can answer any questions you have about purchasing your first home.  Give us a call today at (334) 834-1500.

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The idea of purchasing your first home is exciting, but can also feel overwhelming.  Before starting your home search, you need to figure out how much you can afford.  If you’ve been hesitant to move forward because you’re afraid you won’t have enough cash for a down payment or that you won’t qualify for a loan, you shouldn’t despair.  There are programs available that can help you!  So, stop padding your landlord’s pockets and take advantage of programs that will assist you in making a sound financial investment in a home of your own.

The Alabama Housing Finance Authority has two programs designed to assist people with purchasing homes:

1.Step Up - Step Up is a homeownership program designed specifically for moderate-income home buyers who can afford a mortgage, but need help with the down payment.  With this program, the money for the down payment is secured by a 10-year second mortgage and is combined with a 30-year, fixed-rate first mortgage.  Since the loans are serviced by ServiSolutions, a division of AHFA, homeowners have only one check to write each month.  Program participants must complete a homebuyer education course to qualify…a small price to pay to become a homeowner!  People who earn less than $97,300 are eligible for the Step Up program, regardless of household size or location.

Step Up+ is a new, temporary program that was just announced by the AHFA in June, 2017.  This mortgage enhancement will pay the upfront split private mortgage insurance premium (up to $1,500) for homebuyers who earn less than 80% of the area median income.  This way, homebuyers will pay a lower monthly premium as part of their mortgage payment. Information and qualifications:

• HFA Preferred conventional loans only
• 3% down payment assistance available through Step Up
• For new or existing homes in Alabama
• Homebuyers must have a credit score of 620 or higher
• Must complete homeownership education course
• Must apply for loan through a participating lender
• Private mortgage insurance will be underwritten by Genworth or ARCH (no delegated options)

All Step Up+ loans must close by September 30, 2017.

The Step Up program’s standard $97,300 household income limits will NOT apply for Step Up+.

For more information, contact a participating lender.

2.Mortgage Credit Certificates - The Mortgage Credit Certificate (MCC) program gives homebuyers another savings option.  MCCs are available with conventional fixed-rate, FHA, VA, Rural Development and privately insured mortgages.  Applications are accepted on a first-come, first-served basis by a statewide network of participating lenders.  Participants must meet federally established income and sales price limits.

MCCs provide a tax credit to reduce the amount of federal taxes owed by a percentage               of the annual mortgage interest paid each year.  The remaining annual interest may be claimed as a mortgage interest deduction on the homebuyer’s federal tax return.

Qualified homebuyers pay lower federal income taxes or benefit from immediate savings by updating the withholdings on their W-4 form.  MCCs may be paired with AHFA’s Step Up program or any other 30-year, fixed rate, amortizing mortgage offered by a participating lender.

Mortgage credit rates are based on the loan amount:

• 20% MCC for loans of $150,001 or greater; no cap
• 30% MCC for loans of $100,001 to $150,000; $2,000 per year cap
• 50% MCC for loans of $100,000 or less; $2,000 per year cap

The real estate professionals at Homes for Sale in Montgomery Alabama can explain these programs to you and answer any questions that you have.  Contact them and start your home search today!

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Buying your first home is exciting.  After getting approved for a mortgage loan, working with a professional REALTOR and finding your dream home, it’s time to settle in and start enjoying your new digs.  Then BAM!  The shock of an unexpected expense slaps you in the face.  Don’t let that happen to you.  Being informed about the possible expenses of being a homeowner will not make spending the money any more fun, but at least you will be prepared.  Here are some ancillary costs of homeownership that you should be aware of:

• CLOSING COSTS - When closing on your mortgage you will be presented with a long list of costs: mortgage taxes, lender application fees, attorney’s fees, title insurance, recording fees and any potential real estate tax reimbursements if the seller has paid them up front.  Altogether, closing costs are an average of 2 to 5 percent of the total cost of the home.  They will vary state to state.  Closing cost information for Alabama can be found here.
• HOME MAINTENANCE - Now that you are a homeowner, you are solely responsible for the maintenance and upkeep of your property.  Everything from yard work to cleaning; pressure washing to clearing the gutters…it’s all in your hands and on your dime.  Oh…and fixing things.  Yeah.  When the AC isn’t working or there is a leaky faucet, you will be footing the bill for repairs.  This all sounds a bit scary, but the key is to be prepared.  Go into your home purchase knowing that you will likely be spending about 1% of the purchase price of your home on maintenance annually.
• PROPERTY TAXES - Property taxes vary by state and can also vary based on city, ordinance, and even specific house.  You can utilize a Property Tax Calculator to get an idea of what your taxes will be when planning for your expenses.
• UTILITIES - If you’re coming from a rental where your utilities were included with the rent, you may not have considered how much you will need to set aside to pay for electricity, gas, water and sewage costs.  Added to internet, cable and phone bills, it can be quite a chunk of change.  Planning for utility costs is crucial to making sure you can afford to live in a home of your own.
• HOMEOWNER’S INSURANCE - When you get a mortgage, you must get homeowner's insurance as well.  Be sure to do your homework and shop around for the best possible price.  You can get discounts for things like security systems, working from home or bundling coverage for your home with your auto insurance policy.  Educate yourself on what your insurance policy covers so that you’re not left disappointed when you have to pay for something you thought would be taken care of.

Don’t let these expenses scare you off from purchasing a home.  Again, the key is to be aware of them going in so that you won’t be caught unawares when they come up.

http://www.homesforsaleinmontgomeryalabama.com/Blog/3-Mistakes-First-Time-Buyers-Make-and-How-to-Avoid-Them

http://www.homesforsaleinmontgomeryalabama.com/Blog/Home-Buying-Made-Easy

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